Setia Tropika: S P Setia built Bukit Indah too.
Here the land was cheaper, so the houses got wider.
Setia Tropika：Bukit Indah 也是 S P Setia 盖的。
这一边地便宜，所以房子做得更宽。
Registered transactions put Setia Tropika’s median at RM800,000 and RM422 per square foot. Bukit Indah — the same developer, the same planning language, the far side of the city — records RM610,000 at RM460 psf. So the median is 31% higher here while the square foot is cheaper. Divide one figure by the other and the reason is unmissable: the implied median home is about 1,900 sq ft here against about 1,330 sq ft there. You are not paying more for Setia Tropika. You are buying more of it. 登记成交显示 Setia Tropika 中位价 RM800,000、中位每尺 RM422。Bukit Indah —— 同一个开发商、同一套规划语言、城市的另一头 —— 是 RM610,000、每尺 RM460。也就是这里的中位价高出 31%，每尺却更便宜。把两个数字相除，原因一目了然：这里的中位单位约 1,900 尺，那边约 1,330 尺。你不是在为 Setia Tropika 多付钱，你是买到了更多的它。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsRead the two numbers in the right order把两个数字按正确顺序读一遍
- What it is: about 740 freehold acres at Kempas, north of Johor Bahru city centre, developed by Setia Homes, a member of S P Setia Berhad — the same group behind Bukit Indah. Named precincts wrapped around a 12-acre town park, a linear park, pocket parks in each precinct, its own commercial core, and the federal Ministry of Home Affairs complex. 它是什么：新山市中心以北 Kempas 一带约 740 英亩永久地契，由 Setia Homes（S P Setia Berhad 成员） 开发 —— 与 Bukit Indah 同一个集团。以 12 英亩中央公园 为核心，外围是命名分区、线性公园、各分区口袋公园、自有商业核心，以及联邦内政部（KDN）大楼。
- The number most people stop at: median transacted price RM800,000 across 610 registered sales. Against Bukit Indah’s RM610,000 that is 31% higher, and the usual conclusion is “Setia Tropika is the pricier address”. That conclusion is wrong. 多数人只看到这个数字：610 笔登记成交，中位成交价 RM800,000。对比 Bukit Indah 的 RM610,000 高出 31%，于是通常的结论是「Setia Tropika 比较贵」。这个结论是错的。
- The number that corrects it: median RM422 per square foot against Bukit Indah’s RM460. Per unit of house, this is the cheaper of the two S P Setia townships — by about 8%. 纠正它的数字：中位每尺 RM422，Bukit Indah 是 RM460。按「每一份房子」计价，这里是两个 S P Setia 社区中 比较便宜 的那一个 —— 便宜约 8%。
- Put them together: RM800,000 ÷ RM422 implies a median home of about 1,900 sq ft. RM610,000 ÷ RM460 implies about 1,330 sq ft. Roughly 43% more floor area at the median. And if you fix the budget instead: RM800,000 buys about 1,900 sq ft here and about 1,740 sq ft in Bukit Indah. 把两者放在一起：RM800,000 ÷ RM422 推得中位单位约 1,900 尺；RM610,000 ÷ RM460 推得约 1,330 尺。中位单位大约 多出 43% 建筑面积。若反过来固定预算：同样 RM800,000，在这里约买到 1,900 尺，在 Bukit Indah 约 1,740 尺。
- The honest catch, stated up front: price per square foot rose 3.8% over twelve months — the slowest of the four eastern comparables alongside Seri Austin, while Austin Duta ran 8.0%. And at a RM800,000 median this township sits far below Johor’s RM2 million landed floor for non-citizens, so for a foreign buyer it is effectively closed. Both points are argued in full further down. 先讲清楚的诚实提醒：每尺价 12 个月上涨 3.8% —— 在东侧四个可比区中与 Seri Austin 并列最慢，同期 Austin Duta 是 8.0%。而中位价 RM800,000 远低于柔佛对非公民设的 RM200 万有地门槛，因此对外籍买家而言，这里实质上是关闭的。这两点下面都会完整展开。
The township, and its neighbours — labelled honestly这个社区，与它的邻居 —— 图说照实写
Five licensed photographs exist of Setia Tropika itself. The rest of this gallery is the surrounding Tebrau and Austin belt, and every caption says so. Nothing here is dressed up as something it is not. Setia Tropika 本身在授权图库里只有五张。其余是周边 Tebrau 与 Austin 一带，每一张图说都写明拍摄地点。这里没有一张照片被伪装成别的东西。
Almost everyone here moved from somewhere else in Johor Bahru这里几乎每一户，都是从新山别的地方搬过来的
610 registered sales in a single reporting window is a lot of turnover for one township. That is not speculation — it is a step-up market. People sell a narrow terrace elsewhere in the eastern corridor and buy a wider one here.单一统计期内 610 笔登记成交，对一个社区来说是相当高的流通量。这不是炒作，而是一个「升级换屋」市场：人们在东部走廊卖掉一间窄的排屋，来这里买一间宽的。
The upgrader升级换屋的家庭
Owns a 20×70 terrace in Taman Daya, Kempas or Johor Jaya, has outgrown it, and refuses to leave the eastern side of the city. At RM422 psf a 2,300 sq ft house here costs about what a 1,600 sq ft house costs in the west. That arithmetic is the whole reason this township turns over.在 Taman Daya、Kempas 或 Johor Jaya 有一间 20×70 排屋，住不下了，又不愿意搬离城市东侧。以每尺 RM422 计，这里一间 2,300 尺的房子，价钱大约等于西边一间 1,600 尺的。这条算式就是这个社区流通量高的全部原因。
The Malaysian who works in Singapore在新加坡上班的马来西亚人
The township is about 10 km from the Causeway with the Eastern Dispersal Link feeding the CIQ. Off-peak that reads as 15 to 25 minutes and it sells houses. At 5:30 on a Monday morning it is a different number, and nobody should buy here without having driven it once at that hour.社区距长堤约 10 公里，东部疏散大道（EDL）直通 CIQ。非高峰时段读起来是 15 至 25 分钟 —— 这个数字很会卖房子。但周一清晨五点半是另一个数字。没有在那个时间实际开过一次之前，不该在这里下手。
The three-generation household三代同堂
Cluster homes at 2,200 to 2,800 sq ft and semi-detached houses to about 3,458 sq ft exist here in unusual quantity for a mid-market Johor township. Ground-floor bedroom, lift-ready stairwell, two kitchens — the layouts here were drawn for households that do not split up.2,200 至 2,800 尺的 Cluster 田字屋、以及最大到约 3,458 尺的半独立式，在一个中价位的柔佛社区里，数量之多相当少见。楼下房、可加装电梯的楼梯间、两个厨房 —— 这里的格局本来就是为不分家的家庭画的。
The yield investor看租金回报的投资者
One market database puts the house rental yield here at about 3.76%, with a recorded high of 4.89% in 2012 and a low of 2.92% in 2021. Asking rents run roughly RM2,100 to RM3,800. Landed property in Johor is a capital and lifestyle play; the rent covers part of the loan, not the case for buying.有市场数据库记录这里的有地租金回报约 3.76%，历史高点 4.89%（2012 年）、低点 2.92%（2021 年）。开价租金约 RM2,100 至 RM3,800。柔佛的有地住宅是资本与生活方式的配置；租金能覆盖部分月供，但撑不起买入的理由。
A Saturday that never leaves the township一个不必离开社区的星期六
This is the practical test of an S P Setia master plan: can a family spend a whole weekend day without starting the car? At Setia Tropika, mostly yes — because the park, the hypermarket, the food and the banks were all drawn in at the beginning rather than filled in later.检验一份 S P Setia 总体规划最实际的方法是：一家人能不能一整个周末日子都不用发动车子？在 Setia Tropika，大致可以 —— 因为公园、量贩店、餐饮与银行都是一开始就画进去的，不是后来补上的。
The 12-acre Town Park. Jogging loop, reflexology path, amphitheatre, playgrounds. It is the single most-used piece of infrastructure in the township and it is genuinely built, not a render on a brochure.12 英亩中央公园。跑步环道、健康步道、露天剧场、儿童游乐场。它是这个社区使用率最高的一项设施，而且是真的盖好了，不是宣传册上的效果图。
The linear park threads between precincts with a jogging track and planted gardens; each precinct also has its own pocket park. In a 740-acre township that green spine is what stops the place feeling like a grid of roofs.线性公园穿行于各分区之间，设有跑道与主题绿化；每个分区另有自己的口袋公园。在一个 740 英亩的社区里，这条绿轴正是让它不至于变成「一片屋顶方格」的东西。
Lotus’s at Jalan Setia Tropika 1/21 for the week’s groceries, then the Tropika Welcome Centre — Maybank, AmBank, KFC, Pizza Hut, Starbucks, The Coffee Bean, McDonald’s, Texas Chicken. A functioning commercial core, not a row of empty shoplots.到 Jalan Setia Tropika 1/21 的 Lotus’s 采买一周伙食，然后是 Tropika Welcome Centre —— Maybank、AmBank、KFC、Pizza Hut、Starbucks、The Coffee Bean、McDonald’s、Texas Chicken。一个运作中的商业核心，不是一排空店面。
The futsal arena and the basketball court. Teenagers here do not need a lift to a sports centre, which sounds trivial until you have spent three years driving one there and back.五人足球场与篮球场。这里的青少年不需要人载去运动中心 —— 这听起来是小事，直到你已经载了三年来回。
Dinner is either in the township’s own kopitiam and shoplot rows, or 12 to 18 minutes out to AEON Tebrau City, Toppen and IKEA Tebrau, or Mid Valley Southkey. Setia Tropika sits inside Johor Bahru’s densest retail belt without being on top of it.晚餐要么在社区自己的茶室与店屋排，要么开 12 至 18 分钟到 AEON Tebrau City、Toppen 与 IKEA Tebrau，或 Mid Valley Southkey。Setia Tropika 落在新山最密集的零售带之内，却不必贴着它住。
Quiet, mature, low-rise, and on a weekday the KDN government complex empties out and the traffic with it. The honest caveat is the reverse: on a weekday morning that same complex puts cars on your road before you have had coffee.安静、成熟、低密度。平日傍晚 KDN 政府大楼下班清空，车流也跟着散。诚实的但书是反过来的：平日早上，同一座大楼会在你还没喝到咖啡之前，就把车放上你家门前那条路。
Six kilometres from the city — and that is the entire pricing argument距市中心六公里 —— 这就是价格论点的全部
Setia Tropika sits at Kempas, in Mukim Tebrau, north of Johor Bahru city centre. Published descriptions of the township place it about 6 km from the city centre and about 10 km from the Causeway, linked to the North–South Expressway at the Kempas interchange, with the Eastern Dispersal Link running from the expressway to the Johor Bahru CIQ complex. Setia Tropika 位于 Kempas（Mukim Tebrau 内），在新山市中心以北。公开资料记载它距 市中心约 6 公里、距 长堤约 10 公里，经 Kempas 交流道接上 南北大道，并由 东部疏散大道（EDL） 从大道直通新山 CIQ 关卡大楼。
That is the geography that sets the land price, and the land price is why the houses are wide. Bukit Indah’s advantage is the Second Link; Setia Tropika’s is the expressway and the eastern corridor. Neither is a walk to a station.这份地理条件决定了地价，而地价正是房子做得宽的原因。Bukit Indah 的优势是二关；Setia Tropika 的优势是南北大道与东部走廊。两者都不是「走路到车站」那种地段。
| Destination目的地 | Drive车程 |
|---|---|
| Lotus’s / Tropika Welcome Centre | 2–5 min |
| NSE Kempas interchange 南北大道 | 5–10 min |
| Bandar Dato Onn 国际学校所在 | 5–12 min |
| AEON Tebrau City / Toppen / IKEA | 12–20 min |
| Mid Valley Southkey | 15–20 min |
| JB CIQ / Bukit Chagar RTS 非高峰 | 15–25 min |
| Senai International Airport | 20–30 min |
| Tuas Second Link 二关 | 30–40 min |
Everything ordinary is close. Everything exceptional is a drive.日常的都在旁边，特别的都要开车
That is a fair one-line summary of Setia Tropika, and it is not a criticism — it is precisely what a 740-acre suburban township is supposed to deliver at RM422 psf.这是对 Setia Tropika 公允的一句话总结，而且不是批评 —— 一个 740 英亩、每尺 RM422 的郊区社区，本来就该是这样。
Roads & the crossing道路与过关
The township connects to the North–South Expressway at Kempas and, through the Eastern Dispersal Link, straight into the Johor Bahru CIQ. The eastern corridor also feeds Jalan Tebrau and the Pasir Gudang Highway. What it does not have is a rail station within walking distance of anything.社区在 Kempas 接上 南北大道，并透过 东部疏散大道（EDL） 直入新山 CIQ。东部走廊另通往 Jalan Tebrau 与巴西古当大道。它没有的，是任何一座走得到的轨道车站。
Schools学校便利
Sekolah Kebangsaan Kempas sits within the Setia Tropika area. The nearest international schools — Fairview International School Johor Bahru and Mount Safa International School — are in adjoining Bandar Dato Onn, not inside the township. The master plan marks a proposed international school here; it remains proposed. Sekolah Kebangsaan Kempas 就在 Setia Tropika 范围内。最近的国际学校 —— Fairview International School Johor Bahru 与 Mount Safa International School —— 位于相邻的 Bandar Dato Onn，不在社区内。总体规划图上标有一所「拟建国际学校」；至今仍是拟建。
Medical & retail医疗与零售
Retail is the eastern corridor’s strongest suit: AEON Tebrau City, Toppen and IKEA Tebrau, Mid Valley Southkey and Paradigm Mall are all inside a 20-minute radius, on top of the township’s own Lotus’s and shoplot rows.零售是东部走廊最强的一环：AEON Tebrau City、Toppen 与 IKEA Tebrau、Mid Valley Southkey、Paradigm Mall 全在 20 分钟半径内，再加上社区自己的 Lotus’s 与店屋排。
One developer, two townships, and a lesson in how to read a median一个开发商、两个社区，一堂「怎么读中位数」的课
S P Setia built Bukit Indah in the west and Setia Tropika in the east with the same toolkit: a big central park, named precincts, a commercial spine, freehold titles. The only variable is land cost — and the whole price story falls out of that one variable. S P Setia 用同一套工具盖了西边的 Bukit Indah 与东边的 Setia Tropika：一座大型中央公园、命名分区、商业主轴、永久地契。唯一的变数是地价 —— 而整个价格故事，都从这一个变数推导出来。
The same developer, deliberately同一个开发商，不是巧合
Setia Tropika is developed by Setia Homes, a member of S P Setia Berhad — the group behind Bukit Indah, Setia Indah, Setia Eco Gardens and Setia Eco Cascadia in Johor alone. If you already know how a Setia township ages, you already know most of what you need about this one. Setia Tropika 由 Setia Homes（S P Setia Berhad 成员） 开发 —— 单在柔佛，这个集团还有 Bukit Indah、Setia Indah、Setia Eco Gardens 与 Setia Eco Cascadia。如果你已经知道一个 Setia 社区随时间会变成什么样，你就已经知道这里的大部分答案。
RM422 psf is the local market rate, not a brand premium每尺 RM422 是市场行情，不是品牌溢价
Registered medians across the eastern side: Austin Duta RM420, Setia Tropika RM422, Mount Austin RM428, Seri Austin RM429. Nine ringgit separates the cheapest from the dearest. Whatever you are paying for here, it is not a developer badge on the square foot. 东侧各区的登记中位每尺：Austin Duta RM420、Setia Tropika RM422、Mount Austin RM428、Seri Austin RM429。最低与最高只差九令吉。不管你在这里付的是什么，都不是「每尺上的品牌标签」。
The median buys floor area, not prestige中位价买到的是面积，不是身份
RM800,000 at RM422 psf implies about 1,900 sq ft. Built-ups here run roughly 1,400 to 3,458 sq ft. The most common layout recorded in the market is four bedrooms at about 2,373 sq ft. In a Johor mid-market township that is a genuinely large standard unit. RM800,000、每尺 RM422，推得约 1,900 尺。这里的建筑面积区间约 1,400 至 3,458 尺。市场记录中最常见的格局是 四房、约 2,373 尺。在柔佛的中价位社区里，这是一个相当大的「标准单位」。
A 12-acre park that actually exists一座真的存在的 12 英亩公园
The Town Park — jogging loop, reflexology path, amphitheatre, playgrounds — plus a linear park with a jogging track and a pocket park in each precinct. Built, used, and the reason the township holds its residents rather than merely housing them. 中央公园 —— 跑步环道、健康步道、露天剧场、游乐场 —— 加上带跑道的线性公园，以及每个分区各自的口袋公园。已建成、有人用，也是这个社区能「留住」居民而不只是「安置」居民的原因。
A commercial core with an anchor and a government complex有主力店、也有政府大楼的商业核心
Lotus’s, the Tropika Welcome Centre with Maybank, AmBank, KFC, Pizza Hut, Starbucks and McDonald’s, the Livistonia shop-office rows, and the federal Ministry of Home Affairs complex housing Immigration, National Registration and other departments. Daytime footfall is not a hope here; it is structural. Lotus’s、设有 Maybank、AmBank、KFC、Pizza Hut、Starbucks 与 McDonald’s 的 Tropika Welcome Centre、Livistonia 店屋排，以及设有移民厅、国民登记局等部门的联邦 内政部（KDN）大楼。这里的白天人流不是期望值，而是结构性的。
610 registered sales — this is a liquid address610 笔登记成交 —— 这是一个流通的门牌
Freehold title, and 610 registered transactions in the reporting window — more than Seri Austin (485) or Austin Duta (387). A trophy address protects you on the way in and traps you on the way out. This one does the opposite: ordinary, deep, and it sells. 永久地契，统计期内 610 笔登记成交 —— 多于 Seri Austin（485）与 Austin Duta（387）。稀缺门牌在你买进时保护你，在你卖出时困住你。这里刚好相反：平凡、量大、卖得掉。
The questions the brochure will not raise宣传册不会提的问题
🏠 If you are moving up from another JB neighbourhood如果你是从新山其他区换屋进来
🛂 If you are buying with a foreign passport如果你持外国护照来买
The township is named after palms, and each name is a different market这个社区用棕榈命名，而每一个名字都是一个不同的市场
Licuala, Areca, Caryota, Dictyo, Elata, Palmyra, Caranday, Fenix, Alexandre — the precinct names come from palm genera, which is charming and completely useless when you are trying to price a house. What matters is which precinct, which phase, and which product. The table below is built from the developer’s own published master plan legend. Licuala、Areca、Caryota、Dictyo、Elata、Palmyra、Caranday、Fenix、Alexandre —— 分区名取自棕榈属名，很雅致，但在你要给一间房子定价时完全没有用。真正重要的是：哪一个分区、哪一期、哪一种产品。下表依发展商公开的总体规划图例整理。
| Precinct / collection分区／系列 | Product产品 | Notes备注 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Licuala Garden · Areca Green · Caryota Square | Double-storey terrace双层排屋 | Established terrace precincts, the volume of the township.成熟排屋分区，社区成交量的主体。 | No — below RM2m否 —— 低于 RM200 万 |
| Dictyo Alba · Alexandre Avenue | Double-storey terrace双层排屋 | Named phases include Dictyo Enzo and Alexandre Geometric.已推出期数包括 Dictyo Enzo 与 Alexandre Geometric。 | No否 |
| Elata Haven · Elata Nova · Elata Vita | Terrace, incl. wider layouts排屋，含宽间格局 | Elata Nova listings show built-ups near 1,964 sq ft.Elata Nova 的挂牌显示建筑面积近 1,964 尺。 | No否 |
| Caranday Park | Cluster homes and semi-DsCluster 田字屋与半独立式 | Phases named The Movint, The Glamor, The Glitz, Mondrian, Escher, The Louvre, The Bridge.期数名为 The Movint、The Glamor、The Glitz、Mondrian、Escher、The Louvre、The Bridge。 | Almost certainly not几乎肯定不能 |
| Palmyra Sanctuary | Terrace and cluster排屋与 Cluster | Cycas, Calidora, Calliandra and Alocasia phases; Calliandra launched 2023.含 Cycas、Calidora、Calliandra、Alocasia 各期；Calliandra 于 2023 年推出。 | Verify per title须逐笔核查 |
| Fenix Villas · The Resort | Semi-Ds, twin villas, bungalows半独立式、Twin Villa、独立式 | Includes Longevia and Exclusive bungalows, Beach Resort Villas, Ski Resort Villas. Bungalows launched historically from about RM1.75m.含 Longevia 与 Exclusive 独立式、Beach Resort Villas、Ski Resort Villas。独立式历来自约 RM175 万起推出。 | Only if it clears RM2m仅当跨过 RM200 万 |
| Summera Grove · Sapphire Elan | New terrace; 27 double-storey bungalows新推排屋；27 栋双层独立式 | Current developer releases. Summera Grove is marketed as a gated and guarded enclave.发展商现售期数。Summera Grove 以门禁保安社区推出。 | Confirm price with developer向发展商确认价格 |
| Sky Gardens · Sky Peak · Sky Estadia · Sky Valley | Serviced apartments / condominium服务式公寓／共管公寓 | Sky Valley Residences launched April 2025 with 600 units. Sky Peak and Sky Garden units have been listed around RM390,000–440,000.Sky Valley Residences 于 2025 年 4 月推出，600 个单位。Sky Peak 与 Sky Garden 曾以约 RM390,000–440,000 挂牌。 | No — below RM1m strata floor否 —— 低于 RM100 万分层门槛 |
| Tropika Welcome Centre · Livistonia V–IX · Tropika Square | Shop offices, office tower, retail店屋、办公楼、零售 | The commercial core, plus the federal Ministry of Home Affairs (KDN) complex.商业核心，另有联邦内政部（KDN）大楼。 | Commercial rules differ商业产权规定不同 |
Built-ups from about 1,400 to 3,458 sq ft — the widest ladder on the east side建筑面积约 1,400 至 3,458 尺 —— 东侧最完整的一道阶梯
Market databases record built-ups here running from about 1,400 sq ft to 3,458 sq ft, with the most common layout at four bedrooms and about 2,373 sq ft. The bands below are compiled from current listing asking prices and recorded medians. They are a framework for reading listings, not a substitute for transaction records. 市场数据库记录这里的建筑面积约 1,400 尺至 3,458 尺，最常见格局为 四房、约 2,373 尺。以下区间依目前挂牌开价与登记中位数整理，是读懂广告的框架，不能取代成交纪录。
Double-storey terrace, standard双层排屋，标准间
Wide / superlink / garage terrace宽间／Superlink／车库排屋
Cluster homeCluster 田字屋
Semi-detached半独立式
Bungalow独立式洋房
Serviced apartment (strata)服务式公寓（分层）
The same square foot, a bigger house一样的每尺，更大的房子
Highest median of the group — including Bukit Indah这一组里中位价最高 —— 连 Bukit Indah 都低于它
Median price ÷ median psf — the number nobody publishes中位价 ÷ 中位每尺 —— 没有人公布的那个数字
These are arithmetic, not survey figures: median price divided by median price per square foot. The ratio is what matters, not the third digit. Setia Tropika’s median home implies roughly 43% more floor area than Bukit Indah’s — which is exactly the size of the price gap between them. 这些是算出来的，不是测量出来的：中位价除以中位每尺价。重点是比例，不是第三位数字。Setia Tropika 的中位单位推得比 Bukit Indah 多约 43% 建筑面积 —— 而这恰好就是两者价差的大小。
Nine ringgit separates four of these five五个之中有四个，彼此只差九令吉
RM800,000 is the anchor. Everything else is a listing.RM800,000 是锚。其余的都只是广告。
Registered transactions: 610 sales, median RM800,000 at RM422 psf, price per square foot up 3.8% over twelve months. Everything in the table below other than that row is compiled from asking prices and market databases — useful for reading listings, not a record of what anyone actually paid. 登记成交：610 笔，中位 RM800,000、每尺 RM422，每尺价 12 个月上涨 3.8%。下表中除该行以外，皆依挂牌开价与市场数据库整理 —— 有助于读懂广告，但不是任何人实际付了多少的纪录。
| Type类型 | Built-up建筑面积 | Price range价格区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Serviced apartment服务式公寓 | ≈1,076–1,100 sf | RM390k – 440k | RM1,800 – 2,200 | No不能 |
| Double-storey terrace, standard双层排屋，标准间 | ≈1,400–2,000 sf | RM550k – 850k | RM2,100 – 2,800 | No不能 |
| Wide / superlink terrace宽间／Superlink 排屋 | ≈2,000–2,900 sf | RM820k – 1.30m | RM2,600 – 3,500 | No不能 |
| Cluster homeCluster 田字屋 | ≈2,200–2,800 sf | RM880k – 1.15m | RM3,000 – 3,800 | No不能 |
| Semi-detached半独立式 | ≈2,800–3,458 sf | RM1.10m – 1.60m | RM3,500 – 5,500 | Almost certainly no几乎肯定不能 |
| Bungalow独立式洋房 | To be confirmed per phase依各期确认 | RM1.75m – 3.0m | To be confirmed以实际为准 | Only above RM2m仅当超过 RM200 万 |
| All landed, registered median全部有地，登记中位 | ≈1,900 sf (implied)（推算） | RM800,000 RM422 psf · 610 sales · +3.8% psf y/y | Yield ≈3.76%回报约 3.76% | Below RM2m floor低于 RM200 万门槛 |
Big houses, steady prices, slow growth房子大、价格稳、涨得慢
Source: registered transaction records from NAPIC (JPPH), compiled via List.my. Government records lag roughly six months, so treat every figure here as a rear-view mirror rather than a windscreen.来源：NAPIC（JPPH）登记成交纪录，经 List.my 整理。政府纪录约滞后半年，因此这里每一个数字都是后照镜，不是挡风玻璃。
Twelve-month growth in price per square foot每尺价 12 个月涨幅
This is the chart a Setia Tropika page is tempted to leave out. It is also the one that tells you the most. On the eastern side of Johor Bahru, Setia Tropika grew the slowest of the four comparables over the last twelve months of recorded data. 这是一张「Setia Tropika 的页面会很想省略」的图。它也是信息量最大的一张。在新山东侧，最近十二个月有纪录的数据中，Setia Tropika 是四个可比区里涨得最慢的。
Residential price per square foot, year by year住宅每尺价 · 逐年
This chart plots median price per square foot. Median transacted price would tell you more about which houses sold than about what the market did. Under each year is the number of registered sales supporting that point — years resting on fewer than ten are left off the line entirely.这张图画的是中位每尺价。中位成交价告诉你的是「那一年卖掉哪些房子」，而不是「市场发生了什么」。每个年份下方是支撑该点的登记成交笔数 —— 不足十笔的年份直接不上线。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Setia Tropika 价格指数」的事实来源 —— 媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The straight answer: you almost certainly cannot buy here直接回答：你几乎肯定不能在这里买
Johor bars non-citizens from landed residential property below RM2 million and strata below RM1 million. Setia Tropika’s registered median is RM800,000. Semi-detached asking prices sit around RM1.5m to RM1.6m. The serviced apartments have been listed near RM400,000. Almost nothing in this township clears either line — and an agent who tells you otherwise is costing you an afternoon. 柔佛禁止非公民购买 RM200 万 以下的有地住宅、RM100 万 以下的分层产权。Setia Tropika 的登记中位价是 RM800,000。半独立式开价约 RM150 万至 RM160 万。服务式公寓曾以约 RM400,000 挂牌。这个社区几乎没有任何东西跨得过这两条线 —— 若有经纪告诉你可以，他花掉的是你的一个下午。
Monthly repayment每月供款
Defaults set to the registered median of RM800,000 with a 10% down payment — the ordinary Malaysian owner-occupier case, which is what this township actually is.预设值为登记中位价 RM800,000、首期 10% —— 一般马来西亚自住买家的情况，而这正是这个社区的实际样貌。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM800,000 at a 90% margin — the standard Malaysian citizen case. Switch the tab to see how differently the same house is priced for a foreign passport, in the unlikely event one clears the threshold.预设 RM800,000、贷款成数 90% —— 马来西亚公民的标准情况。切换页签可以看到同一栋房子对外国护照的成本差别（前提是它跨得过门槛，而在这里通常跨不过）。
Johor requires RM2 million minimum on landed residential property for non-citizens and RM1 million on strata. The registered median here is RM800,000. If you nevertheless find an eligible title — realistically only a bungalow — the costs are: a flat 8% transfer stamp duty since 1 January 2026, a Johor state consent fee of 3% of valuation, minimum RM30,000, consent taking one to three months, and lending capped at 60–70% LTV. On a RM2 million bungalow the stamp duty alone is RM160,000 and the consent fee RM60,000. 柔佛对非公民设有地住宅 RM200 万、分层 RM100 万 的最低门槛。这里的登记中位价是 RM800,000。若你仍然找到合资格的地契 —— 现实上只可能是独立式 —— 成本为：自 2026 年 1 月 1 日起 统一 8% 的转让印花税、柔佛州同意书费 估价 3%、最低 RM30,000、同意书需时 一至三个月，贷款成数上限 60–70%。以一栋 RM200 万的独立式计，光印花税就是 RM16 万，同意书费 RM6 万。
Tell me your passport and budget and I will send you the Johor addresses you are actually allowed to buy. 把护照与预算告诉我，我直接给你「你真的被允许买」的柔佛门牌名单。
Tell me the built-up you need. Everything else follows from that.告诉我你要多大的建筑面积，其余的自然就定了。
In a township where the product runs from 1,400 to 3,458 sq ft at one settled square-foot price, floor area is the only question that actually changes the answer.在一个产品从 1,400 尺跨到 3,458 尺、每尺价却几乎固定的社区里，建筑面积是唯一真正会改变答案的问题。
A lot of house for the money, in a place that will never be exciting用这笔钱买到很多房子，但这个地方永远不会「精彩」
✓ Strengths优势
- The best floor area per ringgit in this comparison set. RM800,000 at RM422 psf implies about 1,900 sq ft — roughly 43% more than Bukit Indah’s implied median, from the same developer.这一组对比中，每一令吉买到最多面积。RM800,000、每尺 RM422，推得约 1,900 尺 —— 比同一开发商的 Bukit Indah 推算中位单位大约多 43%。
- Freehold, and genuinely liquid. 610 registered sales in the window, more than Seri Austin or Austin Duta. You will not be the only comparable when you sell, but you also will not be waiting for the one buyer who exists.永久地契，而且真的有流通性。统计期内 610 笔登记成交，多于 Seri Austin 与 Austin Duta。你卖的时候不会是唯一的参考案例，但也不必等待「世上唯一那个买家」。
- Infrastructure that was built, not promised. A 12-acre town park, a linear park, pocket parks, a hypermarket, a bank-and-food commercial core, a futsal arena. All of it exists today.已经盖好、而不是承诺中的配套。12 英亩中央公园、线性公园、口袋公园、量贩店、银行与餐饮的商业核心、五人足球场。全部今天就在那里。
- S P Setia, twenty years deep in Johor. The same group built Bukit Indah, Setia Indah, Setia Eco Gardens and Setia Eco Cascadia. You can walk their oldest streets and see how this one will age.S P Setia 在柔佛深耕二十年。同一个集团盖了 Bukit Indah、Setia Indah、Setia Eco Gardens 与 Setia Eco Cascadia。你可以去走他们最老的那几条街，预览这里将来的样子。
- Errands, schools, malls and the expressway all inside 20 minutes. National schools within the area, international schools next door in Bandar Dato Onn, the NSE at Kempas, and Johor Bahru’s densest retail belt a short drive east.日常、学校、商场与高速全在 20 分钟内。国民学校就在本区、国际学校在隔壁 Bandar Dato Onn、南北大道在 Kempas，而新山最密的零售带就在东边不远。
△ Things to weigh需要权衡的
- The slowest price growth of the four eastern comparables. Price per square foot rose 3.8% over twelve months, against 8.0% at Austin Duta and 6.3% at Mount Austin. Large-format product reprices more slowly. If you are buying for capital growth, that is the number to argue with.东侧四个可比区中涨幅最慢。每尺价 12 个月上涨 3.8%，同期 Austin Duta 是 8.0%、Mount Austin 是 6.3%。大面积产品重新定价的速度比较慢。如果你是为资本增值而买，这就是你必须先说服自己的数字。
- Effectively closed to foreign buyers. A RM800,000 median is far below Johor’s RM2 million landed floor, and the serviced apartments here are far below the RM1 million strata floor. If you hold a foreign passport, this page is background reading, not a shortlist.对外籍买家实质关闭。RM800,000 的中位价远低于柔佛 RM200 万有地门槛，而这里的服务式公寓也远低于 RM100 万分层门槛。若你持外国护照，这一页是背景资料，不是候选名单。
- Security is not uniform across the township. Published reviews note developer-funded security covered only the first years after handover, after which each precinct’s residents run their own scheme. Newer releases are launched gated and guarded; older streets vary. Ask street by street.保安在全社区并不一致。公开评论指出，发展商出资的保安只涵盖交屋后最初几年，之后由各分区居民自行组织。新推期数以门禁保安推出；老街则各有不同。请一条街一条街地问。
- Car-dependent, and not an RTS address. Bukit Chagar is 15 to 25 minutes off-peak — by car, into a car park. Nothing here is walkable to rail, and peak-hour crossing times bear no relation to the off-peak numbers anyone quotes you.高度依赖汽车，而且不是 RTS 地段。Bukit Chagar 非高峰 15 至 25 分钟 —— 开车过去，停进停车场。这里没有任何地方走得到轨道站，而过关高峰的车程与任何人报给你的非高峰数字毫无关系。
- A government complex inside a residential township. The Ministry of Home Affairs complex here is genuinely convenient for passports and identity cards, and it also puts weekday-morning traffic onto township roads. Which side of that you land on depends entirely on which street you buy.住宅社区里有一座政府大楼。这里的内政部大楼办护照与身份证确实方便，同时也在平日早上把车流放到社区道路上。你落在哪一面，完全取决于你买在哪一条街。
- Still being built out, after two decades. New precincts, a 600-unit serviced apartment launched in April 2025, and future development parcels on the master plan. Construction traffic and changing sightlines are part of the deal in the newer sections.盖了二十年，还在盖。新分区、2025 年 4 月推出的 600 单位服务式公寓，以及总体规划图上的未来发展地块。在较新的区段，工程车流与不断改变的视野是必然的一部分。
Setia Tropika FAQSetia Tropika 常见问题
How much does a house in Setia Tropika cost?Setia Tropika 的房子多少钱？
Registered transaction records compiled from NAPIC show 610 sales at Setia Tropika with a median of RM800,000 and a median of RM422 per square foot, and a rise of 3.8 percent in price per square foot over the preceding twelve months. Current listing asking prices run from roughly RM550,000 for a standard double-storey terrace house to roughly RM1.6 million for a semi-detached house, with bungalows above that. The registered median is the anchor; an asking range is not a transaction record. 经 NAPIC 整理的登记成交纪录显示，Setia Tropika 共 610 笔成交，中位价 RM800,000、中位每平方尺 RM422，前十二个月每尺价上涨 3.8%。目前挂牌开价，从标准双层排屋约 RM550,000 到半独立式约 RM160 万，独立式在其上。登记中位数是锚；开价区间不是成交纪录。
Why is Setia Tropika’s median price higher than Bukit Indah’s when its price per square foot is lower?为什么 Setia Tropika 中位价比 Bukit Indah 高，每尺价却更低？
Because the houses are bigger. Setia Tropika records a median of RM800,000 at RM422 per square foot; Bukit Indah records RM610,000 at RM460 per square foot. Dividing price by price per square foot implies a median floor area of roughly 1,900 square feet at Setia Tropika against roughly 1,330 square feet at Bukit Indah. Both townships were laid out by S P Setia to a similar plan, but land on the eastern side of Johor Bahru costs less, so the same developer drew wider houses on it. A higher median here means more house, not a dearer square foot. 因为房子比较大。Setia Tropika 登记中位价 RM800,000、每尺 RM422；Bukit Indah 为 RM610,000、每尺 RM460。以价格除以每尺价，推得 Setia Tropika 的中位建筑面积约 1,900 平方尺，Bukit Indah 约 1,330 平方尺。两个社区都由 S P Setia 依相似规划布局，但新山东侧的土地成本较低，所以同一个开发商在这里画了更宽的房子。这里较高的中位价代表「更多房子」，不是「更贵的每一尺」。
Who developed Setia Tropika and how big is it?Setia Tropika 是谁开发的？有多大？
Setia Tropika is a freehold township at Kempas, Johor Bahru, developed by Setia Homes, a member of S P Setia Berhad, across about 740 acres. It is the same developer behind Bukit Indah on the western side of Johor Bahru. The township is arranged as named precincts around a 12-acre town park, with a linear park, pocket parks in each precinct, a commercial centre known as the Tropika Welcome Centre, and the Ministry of Home Affairs complex. New phases are still being released. Setia Tropika 是位于新山 Kempas 的永久地契社区，由 S P Setia Berhad 成员 Setia Homes 开发，占地约 740 英亩。这与新山西侧 Bukit Indah 是同一个开发商。社区以 12 英亩中央公园为核心划分为命名分区，另有线性公园、各分区口袋公园、名为 Tropika Welcome Centre 的商业中心，以及内政部大楼。新期数仍在陆续推出。
Can foreigners buy a house in Setia Tropika?外国人可以在 Setia Tropika 买房吗？
In most cases, no. Johor requires non-citizens to pay at least RM2 million for landed residential property and at least RM1 million for strata property. Setia Tropika’s registered median is RM800,000, and even semi-detached asking prices sit around RM1.5 million to RM1.6 million, so almost nothing in the township clears the landed threshold. Serviced apartments here have also been listed well below RM1 million. In practice Setia Tropika is a Malaysian-buyer market. Verify the specific title before assuming otherwise. 多数情况下不能。柔佛要求非公民购买有地住宅至少 RM200 万、分层产权至少 RM100 万。Setia Tropika 的登记中位价是 RM800,000，连半独立式的开价也在约 RM150 万至 RM160 万，因此社区内几乎没有任何东西跨过有地门槛。这里的服务式公寓挂牌价也远低于 RM100 万。实际上 Setia Tropika 是一个马来西亚买家的市场。在作任何相反假设之前，请先核查具体地契。
What are the precincts at Setia Tropika?Setia Tropika 有哪些分区？
The developer’s master plan names Licuala Garden, Areca Green, Caryota Square, Dictyo Alba, Alexandre Avenue, Elata Nova and Elata Haven, Palmyra Sanctuary with its Cycas, Calidora, Calliandra and Alocasia phases, Caranday Park, Fenix Villas with the Longevia and Exclusive bungalows, and The Resort with its Beach Resort Villas, Ski Resort Villas and Twin Villas. Recent releases include Summera Grove double-storey terraces, Sapphire Elan with 27 double-storey bungalows, and the Sky Valley, Sky Gardens, Sky Peak and Sky Estadia strata addresses. 发展商的总体规划图列出 Licuala Garden、Areca Green、Caryota Square、Dictyo Alba、Alexandre Avenue、Elata Nova 与 Elata Haven、含 Cycas／Calidora／Calliandra／Alocasia 各期的 Palmyra Sanctuary、Caranday Park、含 Longevia 与 Exclusive 独立式的 Fenix Villas，以及含 Beach Resort Villas、Ski Resort Villas 与 Twin Villas 的 The Resort。近期推出的包括 Summera Grove 双层排屋、27 栋双层独立式的 Sapphire Elan，以及 Sky Valley、Sky Gardens、Sky Peak 与 Sky Estadia 等分层产权门牌。
What schools are near Setia Tropika?Setia Tropika 附近有哪些学校？
Sekolah Kebangsaan Kempas sits within the Setia Tropika area, with SK Taman Kempas Indah, SJK(C) Kempas Baru, SMK Taman Dato Onn and SMK Tan Sri Mohamed Rahmat serving the surrounding neighbourhoods. The nearest international schools, Fairview International School Johor Bahru and Mount Safa International School, are in neighbouring Bandar Dato Onn rather than inside Setia Tropika. The developer’s master plan marks a proposed international school within the township, which remains proposed rather than built. Sekolah Kebangsaan Kempas 位于 Setia Tropika 范围内，另有 SK Taman Kempas Indah、SJK(C) Kempas Baru（华小）、SMK Taman Dato Onn 与 SMK Tan Sri Mohamed Rahmat 服务周边社区。最近的国际学校 Fairview International School Johor Bahru 与 Mount Safa International School 位于相邻的 Bandar Dato Onn，而非 Setia Tropika 之内。发展商总体规划图上标有社区内的「拟建国际学校」，至今仍属拟建而非已建成。
How far is Setia Tropika from the Causeway and Singapore?Setia Tropika 距长堤与新加坡多远？
Published descriptions of the township place it about 6 kilometres from Johor Bahru city centre and about 10 kilometres from the Causeway, with the Eastern Dispersal Link connecting the North-South Expressway to the Johor Bahru Customs, Immigration and Quarantine complex. Off-peak that is roughly 15 to 25 minutes to the CIQ and to the Bukit Chagar RTS terminus. At peak crossing hours it is considerably longer, and no web page can honestly promise you a number for that. Drive it yourself at the hour you would actually travel. 公开资料记载这个社区距新山市中心约 6 公里、距长堤约 10 公里，并由东部疏散大道（EDL）将南北大道连接至新山海关、移民与检疫（CIQ）大楼。非高峰时段到 CIQ 与 Bukit Chagar RTS 总站约 15 至 25 分钟。过关高峰时段则长得多，而没有任何网页能诚实地给你一个数字。请在你实际会出门的时段自己开一趟。
Is Setia Tropika gated and guarded?Setia Tropika 是门禁保安社区吗？
Partly, and it depends on the street. The developer markets the township as gated and guarded, while published reviews note that developer-funded security covered only the first years after handover, after which each precinct’s residents organise and pay for their own scheme. Newer releases such as Summera Grove are launched as gated and guarded enclaves in their own right. Ask which scheme applies to the specific street you are buying on, what it costs each month, and how many households on that street actually pay. 部分是，而且要看是哪一条街。发展商以「门禁保安社区」宣传，而公开评论指出发展商出资的保安只涵盖交屋后最初几年，之后由各分区居民自行组织并支付费用。较新的期数如 Summera Grove 则以独立的门禁保安社区推出。请确认你要买的那条街适用哪一套方案、每月多少钱，以及那条街上实际有多少户在付费。
What rent can a house in Setia Tropika achieve?Setia Tropika 的房子能租多少？
Listing rents in the township have run from about RM2,100 a month for a double-storey terrace house to about RM3,800 for a cluster house, with an average asking rent around RM2,500. One market database records a house rental yield of about 3.76 percent for Setia Tropika, with a recorded high of 4.89 percent in 2012 and a low of 2.92 percent in 2021. Treat these as asking-price indicators rather than signed-tenancy records. 社区内的挂牌租金，从双层排屋约每月 RM2,100 到 Cluster 田字屋约 RM3,800，平均开价租金约 RM2,500。有市场数据库记录 Setia Tropika 的有地租金回报约 3.76%，历史高点为 2012 年的 4.89%、低点为 2021 年的 2.92%。请把这些视为开价指标，而非已签约的租约纪录。
How does Setia Tropika compare with Mount Austin, Seri Austin and Austin Duta?Setia Tropika 与 Mount Austin、Seri Austin、Austin Duta 相比如何？
On price per square foot they are almost identical: Setia Tropika RM422, Austin Duta RM420, Mount Austin RM428 and Seri Austin RM429, all from registered transactions. What differs is the median price, which is RM800,000 at Setia Tropika, RM738,000 at Austin Duta, RM650,000 at Seri Austin and RM540,000 at Mount Austin, because the product mix here is physically larger. Setia Tropika’s twelve-month growth in price per square foot was 3.8 percent, the slowest of the four alongside Seri Austin. 以每平方尺价来看几乎相同：Setia Tropika RM422、Austin Duta RM420、Mount Austin RM428、Seri Austin RM429，皆取自登记成交。不同的是中位价：Setia Tropika RM800,000、Austin Duta RM738,000、Seri Austin RM650,000、Mount Austin RM540,000 —— 因为这里的产品组合在实体上更大。Setia Tropika 的每尺价 12 个月涨幅为 3.8%，与 Seri Austin 并列四者中最慢。
What is the KDN complex at Setia Tropika?Setia Tropika 的 KDN 大楼是什么？
Setia Tropika hosts the Ministry of Home Affairs complex, which brings together the Immigration Department, the National Registration Department, the Registry of Societies, the People’s Volunteer Corps, the Film Censorship Board, the Civil Defence Force, the publication and Quran text control department and the National Anti-Drug Agency. For a resident this cuts both ways. Passport and identity-card errands are minutes from the front door, but a government complex draws weekday-morning traffic that a purely residential township would not. Setia Tropika 内设有内政部（KDN）大楼，集合了移民厅、国民登记局、社团注册局、人民志愿警卫团（RELA）、电影审查局、民防部队、出版与可兰经文本管制部门，以及国家反毒机构。对居民而言这是双面的：办护照与身份证只离家几分钟，但一座政府大楼会带来纯住宅社区不会有的平日早晨车流。
What tax will I pay when I sell a house in Setia Tropika?在 Setia Tropika 卖房要付什么税？
Real Property Gains Tax is charged on the gain rather than the sale price. A Malaysian citizen or permanent resident pays 30 percent for a disposal in years one to three, 20 percent in year four, 15 percent in year five and nothing from year six onward. A non-citizen pays 30 percent for the first five years and 10 percent from year six, with no further reduction after that. At a median of RM800,000 the practical implication is straightforward: this is a hold-for-six-years market rather than a flipping market. 产业盈利税（RPGT）按获利而非售价课征。马来西亚公民或永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：前五年 30%，第 6 年起 10%，之后不再递减。在 RM800,000 的中位价上，实务含义很直接：这是一个「持有满六年」的市场，不是一个炒短线的市场。
The commercial side of Setia Tropika实达热带园的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Setia Tropika shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。实达热带园店屋指南 →
Five addresses, one square-foot price, five different houses五个门牌，一个每尺价，五种不同的房子
Every figure below is a registered median from the same government source. Read the psf row first, then the price row, then the implied-size row. In that order the table stops being confusing and starts being obvious.下表每一个数字都取自同一个政府来源的登记中位数。请先读「每尺」那一行，再读「中位价」，最后读「推算面积」。按这个顺序读，这张表就从令人困惑变成一目了然。
| Setia Tropika | Bukit Indah | Austin Duta | Seri Austin | Mount Austin | |
|---|---|---|---|---|---|
| Median psf中位每尺 | RM422 | RM460 | RM420 | RM429 | RM428 |
| Median transacted中位成交价 | RM800,000 | RM610,000 | RM738,000 | RM650,000 | RM540,000 |
| Implied median floor area推算中位建筑面积 | ≈1,900 sf | ≈1,330 sf | ≈1,760 sf | ≈1,520 sf | ≈1,260 sf |
| Registered sales登记成交笔数 | 610 | See area page见该区页面 | 387 | 485 | 777 |
| psf, 12-month change每尺 12 个月变化 | +3.8% | See area page见该区页面 | +8.0% | +3.8% | +6.3% |
| Developer发展商 | S P Setia | S P Setia | Various多家 | United Malayan Land | Various多家 |
| Side of the city城市方位 | East / north东／北 | West西 | East东 | East东 | East东 |
| Foreign buyers外籍买家 | Median far below RM2m中位远低于 RM200 万 | Median below RM2m中位低于 RM200 万 | Below低于 | Below低于 | Below低于 |
Tell me the square feet you need, not the budget you have.告诉我你需要多少尺，而不是你有多少预算。
At a settled RM422 per square foot, the budget is just the square feet multiplied out. Tell me the floor area your family actually needs and I will tell you which precincts can deliver it, at what price, and which streets to avoid. 在每尺稳定于 RM422 的市场里，预算不过是「尺数乘出来的结果」。告诉我你家实际需要多大面积，我来告诉你哪些分区做得到、价钱多少，以及哪几条街要避开。